Homes for Sale near Pagosa Springs Middle School

• 

  

  

  /35

  $2,050,000

  • 5 Beds
  • 4.5 Baths
  • 6,261 Sq Ft

  6221 U S 84 Unit 5 Peaks Ranch, Pagosa Springs, CO 81147

  5 Peaks Ranch is named for the incredible views it offers of Pagosa's Springs main 5 peaks and the continental divide that surround the home. The main home sits perched atop a private knoll tucked away in the trees and giving you incredible views in every direction yet completely hidden. So if views are what you're looking for, this home is a must see. The home also features a large barn with a

  Mark Bukowski Hayden Outdoors LLC

  6221 U S 84 Unit 5 Peaks Ranch, Pagosa Springs, CO 81147
• 

  

  

  /16

  $389,000

  • Land
  • 0.69 Acre
  • $563,768 per Acre

  3101 Cornerstone Dr, Pagosa Springs, CO 81147

  Location and Accessibility: Located one block away from US Highway 160 with a traffic count of 16,000 vehicles per day.Close proximity (less than 500 feet walking distance) to major retailers such as Walmart, O'Reilly Auto Parts, Circle K, and Four States Tire and Service. Across the street from a planned residential development of over 70 units, indicating growing local population and potential

  Eric Roark The Wells Group of Durango, LLC

  3101 Cornerstone Dr, Pagosa Springs, CO 81147
• 

  

  

  /27

  $150,000

  • Land
  • 0.17 Acre
  • $882,353 per Acre

  tbd S 6th St, Pagosa Springs, CO 81147

  Downtown city lot just steps from the San Juan River. This 50 ft. by 150 ft. lot is perfect for your downtown dream home. This lot offers very nice views of the river, mountains, Reservoir Hill and the sound of the river. You are a few blocks from the hot springs, the River Walk, San Juan River, downtown shops, dining and the schools. This quiet part of Pagosa Springs would be a great place for

  Stan Zuege Galles Properties

  tbd S 6th St, Pagosa Springs, CO 81147
• 

  

  

  /13

  $109,900

  • Land
  • 2.19 Acres
  • $50,183 per Acre

  5280 County Road 335, Pagosa Springs, CO 81147

  Here’s a wonderful opportunity to own two lots totaling over 2 acres in the beautiful Rio Blanco Valley with the septic and cistern already installed and just a stone throw away from the river. This property is ideal for building your dream home or just recreating on with your family. The owners have had a phone connection hooked up and power is on the side of the lot and at the street leaving

  Michael Knapp Best of Pagosa Springs

  5280 County Road 335, Pagosa Springs, CO 81147
• 

  

  

  /15

  $4,900,000

  • 3 Beds
  • 1 Bath
  • 1,906 Sq Ft

  25205 W U S Highway 160, Pagosa Springs, CO 81147

  Elk Stop Ranch consists of 525 +/- acres with 2.5 miles of seasonal creek frontage completely surrounded on all 3 sides by the 1.8 million acre San Juan National Forest. No HOA/No Covenants/No Conservation Easement. Excellent year round paved access. 1900 sq ft ranch home provides decent living quarters or makes for a great base camp. Elevation ranges from 6900' in the valley floor to 7800' on

  Justin Osborn The Wells Group of Durango, LLC

  25205 W U S Highway 160, Pagosa Springs, CO 81147
• 

  

  /35

  $199,500

  • Studio
  • 1 Bath
  • 630 Sq Ft

  89 Valley View Dr Unit 3191, Pagosa Springs, CO 81147

  Just reduced by $14K. Come see the PEAKS RETREAT the perfect place for a getaway, rental investment or primary residence or both. Wish you had a 2nd home that was paid for. Being in the center of the Pagosa Lakes area that offers Golf course, parks, fishing/paddle boarding lakes, hiking/biking trails, sports courts, recreation center with indoor Heated pool, fitness center, shopping, dining,

  Deborah Kerns Team Pagosa Realty Group

  89 Valley View Dr Unit 3191, Pagosa Springs, CO 81147
• 

  

  /35

  $555,500

  • 3 Beds
  • 2.5 Baths
  • 1,503 Sq Ft

  282 Aspenglow Blvd, Pagosa Springs, CO 81147

  Discover this well-built, unique SIP (Structured Insulated Panels) home, designed for exceptional energy efficiency. Located in a small, private POA, this beautiful three-bedroom, two-and-a-half-bath residence offers a quiet retreat near Lake Pagosa. Enjoy the added convenience of a low $100 monthly fee, covering trash, snow removal, and some landscaping. Both upstairs bedrooms feature lake

  Penelope (Penny) Thomas EXIT Realty Home & Ranch

  282 Aspenglow Blvd, Pagosa Springs, CO 81147
• 

  

  /35

  $1,100,000

  • 3 Beds
  • 2.5 Baths
  • 3,089 Sq Ft

  101 Spirit Path Ct, Pagosa Springs, CO 81147

  Nestled amidst the tranquil embrace of nature, this enchanting cabin retreat beckons with its rustic charm and breathtaking surroundings. Situated on an expansive 39.64-acre parcel of land, this haven offers a sense of serenity, inviting you to escape the hustle and bustle of modern life. Stepping inside, you are greeted by the warmth of natural wood and the cozy ambiance of a crackling

  Ivy King Jann C Pitcher Real Estate

  101 Spirit Path Ct, Pagosa Springs, CO 81147
• 

  

  /40

  $299,000

  • 2 Beds
  • 2 Baths
  • 1,680 Sq Ft

  1895 Taylor Ln Unit 505, Pagosa Springs, CO 81147

  Very nice manufactured home in a truly stunning setting. This is a recreational paradise. Very close to San Juan National Forest and the Weminuche Wilderness area. Piedra River Trail and Piedra Falls are a short drive away. Williams Reservoir, Piedra River and Williams Creek are nearby for fishing, paddleboarding and hiking. Home underwent an extensive remodel several years ago. Some of the many

  Laura Daniels Team Pagosa Realty Group

  1895 Taylor Ln Unit 505, Pagosa Springs, CO 81147
• 

  

  /34

  $375,000

  • Land
  • 3.86 Acres
  • $97,175 per Acre

  322 Harman Park Dr, Pagosa Springs, CO 81147

  Presenting 322 Harman Park Drive; an exceptional, mixed-use lot that has so many potential uses. This over-sized, level lot is in an excellent location between "downtown" and "uptown" Pagosa Springs in a very desirable area located near newer commercial buildings including several Archuleta County facilities. This lot has almost 400 feet highway frontage, exposure to westbound and eastbound

  Brent Christians Galles Properties

  322 Harman Park Dr, Pagosa Springs, CO 81147
• 

  

  /26

  $350,000

  • Land
  • 3.66 Acres
  • $95,628 per Acre

  1631 Park Ave, Pagosa Springs, CO 81147

  This property runs along side of the Pagosa Springs Golf course and is ideal for a multi-family or a workforce housing project. This is in county and there is grant money out there. With 3.66 acres of fairly level land and close to grocery store, restaurants, rec center and so much more, this is an ideal location. Great views ,on paved roads and all utilities either on or close makes this an

  Shelley Low EXIT Realty Home & Ranch

  1631 Park Ave, Pagosa Springs, CO 81147
• 

  

  /31

  $42,000

  • Land
  • 0.23 Acre
  • $182,609 per Acre

  33 Paradise Dr, Pagosa Springs, CO 81147

  Looking for a Seller Finance lot with City Water, Sewer, Natural Gas, Electric availability? Great opportunity for prospective retiree or investor purchase! ATTENTION SPEC BUILDERS - PRICE REDUCTION. This parcel is ready for your Spring or Summer build with PRICE REDUCTION too!! Minimalist Meets Comfort. Are you a land buyer and Not ready to build yet? Contact your local lender (or ask Realtor

  Wendy Saunders Keller Williams Realty Southwest Associates, LLC - Pagosa

  33 Paradise Dr, Pagosa Springs, CO 81147
• 

  

  /14

  $259,000

  • Land
  • 3.00 Acres
  • $86,333 per Acre

  1570 Cool Pines Dr, Pagosa Springs, CO 81147

  Fully usable lot in the highly desired Timber Ridge subdivision. Views are great of Pagosa Peak and with fully paved access, this property has a lot to offer. All utilities are right at the front of the lot which makes it easy and cheaper to get connected. All of the lots around are 3 acres or more creating a quiet, nice neighborhood with plenty of room between you and the neighbors. Including

  Kevin Blue Best of Pagosa Springs

  1570 Cool Pines Dr, Pagosa Springs, CO 81147
• 

  

  /9

  $44,000

  • Land
  • 0.30 Acre
  • $146,667 per Acre

  567 Sam Houston Ave, Pagosa Springs, CO 81147

  This lot is an opportunity to invest or build in a quiet, up and coming neighborhood. There are views of the mountains and your only 5 minutes from City Market and restaurants. This property is fully usable and has all of the utilities at the back of the lot along with a start of a driveway. This is a big plus in this area as some lots do not have utilities. The parcel backs to a big green belt,

  Kevin Blue Best of Pagosa Springs

  567 Sam Houston Ave, Pagosa Springs, CO 81147
• 

  

  /10

  $68,000

  • Land
  • 0.23 Acre
  • $295,652 per Acre

  822 Hills Cir, Pagosa Springs, CO 81147

  822 Hills Circle - Amazing property with National Forest access out your back door. This is a very level lot and with the right home design you could get some peak-a-boo mountain views. The property has mature trees all around and is tucked in a cul-de-sac. If you love the outdoors take advantage of stepping out your back door into the vast San Juan Nation Forest. This lot is in a great

  Marcie Lewis Galles Properties

  822 Hills Cir, Pagosa Springs, CO 81147
• 

  

  /16

  $162,500

  • Land
  • 0.20 Acre
  • $812,500 per Acre

  850 Rosita St, Pagosa Springs, CO 81147

  *** Owner Financing Available! Contact agent for more details. *** Have you ever dreamed of purchasing two lots which are located within walking distance of everything that downtown Pagosa Springs has to offer? Have you wished for a zoning scenario where all of your development wants and desires could be satiated? If so, then look no further. The secret to maximizing your real estate return with

  Chris Mott Sherpa Real Estate

  850 Rosita St, Pagosa Springs, CO 81147
• 

  

  /16

  $162,500

  • Land
  • 0.17 Acre
  • $955,882 per Acre

  842 Rosita St, Pagosa Springs, CO 81147

  *** Owner Financing Available! Contact agent for more details. *** Have you ever dreamed of purchasing two lots which are located within walking distance of everything that downtown Pagosa Springs has to offer? Have you wished for a zoning scenario where all of your development wants and desires could be satiated? If so, then look no further. The secret to maximizing your real estate return with

  Chris Mott Sherpa Real Estate

  842 Rosita St, Pagosa Springs, CO 81147
• 

  

  /12

  $435,000

  • Land
  • 1.00 Acre
  • $435,000 per Acre

  x Cornerstone Dr, Pagosa Springs, CO 81147

  Highly visible commercial corner parcel located on Highway 160 and Boulder Dr. within the ever expanding development of Aspen Village. Aspen Village is anchored by Walmart and home to multiple small business servicing the surrounding community. Direct right-in - right-out access on Boulder Drive via Cornerstone Dr. from Hwy. 160 makes this commercial parcel is a unique offering within Aspen

  John Waner Home and Land Realty

  x Cornerstone Dr, Pagosa Springs, CO 81147
• 

  

  /35

  $1,149,000

  • 2 Beds
  • 2 Baths
  • 1,232 Sq Ft

  2000 County Road 359, Pagosa Springs, CO 81147

  Beautiful and exlusive 70 acres bordering National Forest with mountain views. Hands down one of the nicest parcels in this development. This acreage has something for everyone - old growth ponderosa pines, snow capped mountain views, privacy, meadows and direct access to the national forest. Whether you are a horse enthusiast, hunter, hiker or just want to live in Colorado and enjoy all the

  Marcie Lewis Galles Properties

  2000 County Road 359, Pagosa Springs, CO 81147
• 

  

  /12

  $54,000

  • Land
  • 0.32 Acre
  • $168,750 per Acre

  40 Laurel Dr, Pagosa Springs, CO 81147

  Twin Creek Village is one of the most sought after communities within Pagosa Springs. This lot sits on a quiet county-maintained road which backs up to amazing views of a 60 acre private horse ranch. Surrounded by mature ponderosa pines and the majestic mountains of Pagosa Springs, this is the perfect sunny spot to build your Colorado retreat. This truly is the perfect location for all your

  Chris Mott Sherpa Real Estate

  40 Laurel Dr, Pagosa Springs, CO 81147
• 

  

  /23

  $175,000

  • Land
  • 4.37 Acres
  • $40,046 per Acre

  182 Saddlehorn Place, Pagosa Springs, CO 81147

  LOOKING FOR A NICE SECLUDED TREED HORSE PROPERTY WITH PUBLIC WATER AND SEWER TAPS AVAILABLE? LOCATED IN THE HEART OF THE PAGOSA LAKES AREA ONLY MINUTES TO ALL THE FUN THINGS PAGOSA HAS TO OFFER. This over 4 acre lot has so much to offer like easy access to paved roads, located across the street from the National Forest access and trails, public water and sewer taps available, partially treed and

  Debbie Loewen Wolf Creek Realty

  182 Saddlehorn Place, Pagosa Springs, CO 81147
• 

  

  /10

  $35,000

  • Land
  • 0.31 Acre
  • $112,903 per Acre

  176 Landau, Pagosa Springs, CO 81147

  3 combined lots consist of .295 acre. water tap paid, water availability paid quarterly. This lot has mountain views, easy buildable flat lot for your custom site built home or modular. adjacent lots also for sale

  Deborah Kerns Team Pagosa Realty Group

  176 Landau, Pagosa Springs, CO 81147
• 

  

  /7

  $25,000

  • Land
  • 0.22 Acre
  • $114,155 per Acre

  642 Trails Blvd, Pagosa Springs, CO 81147

  reduced by $25K. .2199 acres 2 combined lots with mountain views, flat lot, maintained roads, this lot does not currently have city water and sewer, but if you purchase 176 Landau it does have city water/sewer you can purchase both and combine them and you will have city water and sewer. Contact me if you have interest.

  Deborah Kerns Team Pagosa Realty Group

  642 Trails Blvd, Pagosa Springs, CO 81147
• 

  

  /8

  $40,000

  • Land
  • 0.40 Acre
  • $100,000 per Acre

  660 Trails Blvd, Pagosa Springs, CO 81147

  4 consolidated lots. These lots do have mountain and valley views, easy flat buildable lot.

  Deborah Kerns Team Pagosa Realty Group

  660 Trails Blvd, Pagosa Springs, CO 81147
• 

  

  /35

  $983,500

  • 2 Beds
  • 2 Baths
  • 2,968 Sq Ft

  521 Spring Creek Cir, Pagosa Springs, CO 81147

  Welcome to 521 Spring Creek Circle where mountain living meets rustic elegance. Completed two years ago and listed under appraised value, this beautiful 2 bedroom 2 1/2 bath custom home must be seen to appreciate the craftmanship and attention to detail. The home is situated on 3 acres in the gated community of Crowley Ranch. Crowley Ranch features 1300 acres of open space with private hot

  Edward Keyes, Jr. Galles Properties

  521 Spring Creek Cir, Pagosa Springs, CO 81147
• 

  

  /34

  $55,000

  • Land
  • 0.24 Acre
  • $229,167 per Acre

  360 Caddy Cir, Pagosa Springs, CO 81147

  SUPER PRICE REDUCTION on GOLF COURSE BUILD SITE Just In Time for Your 2025 build! It just one big lazy day... or it could be from your newly built home overlooking the golf course! Located just below the 27th-Hole and backing the golf course. Lot next-door is also for sale if you desire a larger size. Electric, city water & sewer and natural gas are all available. Wooded ponderosa pines bliss

  Wendy Saunders Keller Williams Realty Southwest Associates, LLC - Pagosa

  360 Caddy Cir, Pagosa Springs, CO 81147
• 

  

  /34

  $55,000

  • Land
  • 0.23 Acre
  • $239,130 per Acre

  344 Caddy Cir, Pagosa Springs, CO 81147

  BIG PRICE REDUCTION on prime GOLF COURSE BUILD SITE! It just one big lazy day... or it could be from your newly built home overlooking the golf course! Located just below the 27th-Hole and backing the golf course. Lot next-door is also for sale. Electric, city water & sewer, natural gas are all available. Wooded ponderosa pines bliss with The down to earth lot character and casual factor create a

  Wendy Saunders Keller Williams Realty Southwest Associates, LLC - Pagosa

  344 Caddy Cir, Pagosa Springs, CO 81147
• 

  

  /35

  $100,000

  • Land
  • 0.47 Acre
  • $212,766 per Acre

  344 & 360 Caddy Cir, Pagosa Springs, CO 81147

  X-LARGE PRICE REDUCTION ALERT!!- SAVE on this DOUBLE LOT GOLF COURSE BUILD SITE! It just one big lazy day... or it could be from your newly built home overlooking the golf course! One of few double lots (side-by-side) available on the golf course (just below the 27th-Hole) and backing the golf course. This double lot scenario could house a 3-car garage to house all your Colorado toys or larger

  Wendy Saunders Keller Williams Realty Southwest Associates, LLC - Pagosa

  344 & 360 Caddy Cir, Pagosa Springs, CO 81147
• 

  

  /35

  $669,000

  • 4 Beds
  • 3 Baths
  • 2,292 Sq Ft

  89 Beaver Cir, Pagosa Springs, CO 81147

  Are the mountains calling? Answer the call with this easily maintained 4 bedroom, 3 bathroom home with mountain views across from the lake! This quiet and relaxing home offers separate living spaces among 3 floors and multiple sleeping areas for large families or rental opportunities. The majestic scenery is year round from hot air balloons flying, and snowy mountain peaks, to starry skies

  Michael Knapp Best of Pagosa Springs

  89 Beaver Cir, Pagosa Springs, CO 81147
• 

  

  /35

  $1,900,000

  • 4 Beds
  • 4.5 Baths
  • 5,992 Sq Ft

  489 Royal Elk Place, Pagosa Springs, CO 81147

  Stunning custom built home in the Elk Run subdivision. This custom home boasts almost 6,000 square feet of living space, a three car garage, custom woodwork, observatory, all seasons room and more. With over 35 acres of space, you have room to spread out while only being 5 minutes from historic, downtown Pagosa Springs. There is San Juan National Forest access just up the road through the Hershey

  Aspen Groen Aspen Groen, Independent Broker

  489 Royal Elk Place, Pagosa Springs, CO 81147
• 

  

  /10

  $199,000

  • Land
  • 5.00 Acres
  • $39,800 per Acre

  77 W Mccabe St, Pagosa Springs, CO 81147

  Are you in search of open spaces and breathtaking mountain views to bring your dream home to life? Look no further than this level five-acre meadowland, located in the Pagosa Alpha subdivision. Enjoy the tranquility of rural living while being just a stone's throw away from shopping, dining, and entertainment options. Take in the panoramic views of the San Juan Mountains and Pagosa Peak. This

  Aurora Peters Sherpa Real Estate

  77 W Mccabe St, Pagosa Springs, CO 81147
• 

  

  /7

  $155,000

  • Land
  • 1.73 Acres
  • $89,595 per Acre

  41 Greenbrier Dr, Pagosa Springs, CO 81147

  This 1.73 Acre Planned Unit Development parcel is located within the County directly adjacent to the Axxis Health System's Medical Facility and directly East of the Pagosa Springs Fire Protection District Facilities. Centrally located in the hub of Business, Retail, Restaurants/Pubs and Medical Facilities. Walking distance to City Market, Recreational Center and health & gym facilities. Bring

  John Waner Home and Land Realty

  41 Greenbrier Dr, Pagosa Springs, CO 81147
• 

  

  /35

  $79,000

  • Land
  • 6 Acres
  • $12,520 per Acre

  2620/76,2868/92 Crooked Rd, Pagosa Springs, CO 81147

  RARE SELLER FINANCE AVAILABLE, Seller will consider Owner Financing with acceptable down payment and terms. Great Buyer Opportunity to buy now! PRICE REDUCED $10,750! Now a bargain at only $19,750 each of the 4 parcels! These 4 lots present a gran opportunity to build tiny home or cabin rentals! 4 LOTS to Build 4 Cabins or tiny Homes! FRESH LIVING! These four tracts of land parcels of over six

  Wendy Saunders Keller Williams Realty Southwest Associates, LLC - Pagosa

  2620/76,2868/92 Crooked Rd, Pagosa Springs, CO 81147
• 

  

  /35

  $42,000

  • Land
  • 0.23 Acre
  • $182,609 per Acre

  23 Fireside St, Pagosa Springs, CO 81147

  PRICE REDUCTION ALERT! Motivated Seller reduced price $11,000 to entice a buyer and to help off-set your water/sewer build costs! This .23-acre build site has convenient city water with sewer, electric, natural gas, and PLPOA Rec Center availability and ready for your 2025 home build. Lake and mountain views too! This neighborhood is centrally located and easily accessed in beautiful Pagosa

  Wendy Saunders Keller Williams Realty Southwest Associates, LLC - Pagosa

  23 Fireside St, Pagosa Springs, CO 81147
• 

  

  /11

  $165,000

  • Land
  • 0.29 Acre
  • $568,966 per Acre

  X 15th, Pagosa Springs, CO 81147

  *** Owner Financing Available! Contact agent for more details. *** Looking for the perfect spot to plant your business roots within Pagosa Springs? Looking for an office location where you look out an expansive range of the San Juan Mountains which will in turn fuel your professional endeavors? Or possibly it's a live work situation. Want to build a storage facility? The opportunity which exists

  Chris Mott Sherpa Real Estate

  X 15th, Pagosa Springs, CO 81147
• 

  

  /21

  $229,000

  • Land
  • 5 Acres
  • $43,954 per Acre

  737 Starling Cir, Pagosa Springs, CO 81147

  Exceptional 5 acre parcel in Elk Park Meadows. Private, gated community located approx. 10 minutes from uptown Pagosa Springs. Views of Broken off Point and distant meadows. Several fabulous building sites surrounded by mature Ponderosa Pine. Seasonal stream runs through the property. 400' Driveway built by SmithCo Enterprises with 10" of compacted gravel. Bank on upper side of driveway was

  Juli Morelock Galles Properties

  737 Starling Cir, Pagosa Springs, CO 81147
• 

  

  /35

  $1,900,000

  • Land
  • 102 Acres
  • $18,607 per Acre

  15157 County Road 500, Pagosa Springs, CO 81147

  Diamond M Bar Ranch, at 102+/- acres, offers the combination of 3/4 mile of the San Juan River, potential elevated homesite with views, and irrigated pasture with senior water rights. No HOA. Impressive 4100 feet of San Juan River, with ~1/3 of that both banks. Prior fishing guides on this stretch targeted Brown Trout with the occasional bonus bass that lurk upriver from 15,000-acre Navajo

  Matt Ford Pagosa Land Company

  15157 County Road 500, Pagosa Springs, CO 81147
• 

  

  /35

  $159,000

  • Land
  • 3.00 Acres
  • $53,000 per Acre

  558 Henry's Lake Dr, Chimney Rock, CO 81147

  Beautiful top of the world views from this wonderful hilltop lot. This is one of the few lots left with 360 degree views. Enjoy all the outdoor activities Crowley Ranch has to offer. The ranch has 1300 acres of open space for horseback riding, snowshoeing, cross country skiing, hiking, not to mention Crowley's own private Hot Springs for all owners and their guests. Come check out this

  Edward Keyes, Jr. Galles Properties

  558 Henry's Lake Dr, Chimney Rock, CO 81147
• 

  

  /35

  $799,000

  • 3 Beds
  • 3 Baths
  • 2,653 Sq Ft

  279 Crockett Cir, Pagosa Springs, CO 81147

  Colorado Dream Home with expansive valley and mountain views. This home is very efficient with 12 inch walls (R-38) keeping your heating bills down in the winter and the home cooler in the summer. Located on 5 acres in the desirable Pagosa Alpha subdivision, this home is conveniently located close to all the amenities of town while still feeling like you're away from it all. The open floor plan

  Kalei Pitcher Jann C Pitcher Real Estate

  279 Crockett Cir, Pagosa Springs, CO 81147
• 

  

  /18

  $650,000

  • Land
  • 1.67 Acres
  • $389,222 per Acre

  947 River Rock (Lot 8) Dr, Pagosa Springs, CO 81147

  Have you been searching for the ideal spot to build your dream home or riverside retreat along the San Juan River? If so, then look no further. River Rock Estates is THE premier housing development within Pagosa Springs. The Developer has been extremely thoughtful when it comes to creating a cohesive community feel where creatively designed homes merge and blend with their natural surroundings,

  Chris Mott Sherpa Real Estate

  947 River Rock (Lot 8) Dr, Pagosa Springs, CO 81147

Showing Results 401 - 440, Page 11 of 12